I was recommended to a solicitor who has sent a quote for £1350 for fixed fee conveyancing in Pratt's Bottom. I’m looking to sell a purpose built house for £125,000. Are these estimated fees excessive? Is it above what I should be paying for conveyancing in Pratt's Bottom?

The costs illustration is slightly on the high side. If you are content to spend time scrutinising fee on a like for like basis you may be able to reduce the fees marginally by as much as £100 plus VAT. That being said, you mightlive to rue choosing an a cheaper conveyancer. Remember to check the conveyancer can also act for your mortgage company. You can utilise our search tool to find a Pratt's Bottom conveyancing practice on the lender’s member panel which can often include conveyancing solicitors in Pratt's Bottom.

My wife and I are purchasing a newly built flat in Pratt's Bottom and my conveyancer is telling me that she has to the mortgage company to disclose incentives from the seller. The Estate Agents are hassling me to sign contracts and my preference is not to delay matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Over the last few months I have been searching for a flat up to £235,500 and found one round the corner in Pratt's Bottom I like with amenity areas and station nearby, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Pratt's Bottom in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan the shortness of the lease may be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

I am intending to rent out my leasehold apartment in Pratt's Bottom. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

The lease dictates relations between the freeholder and you the flat owner; in particular, it will indicate if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Pratt's Bottom do not prevent strict prohibition on subletting – such a provision would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.

I am the proprietor of a garden flat in Pratt's Bottom. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?

if there is a absentee landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the premium.

An example of a Lease Extension case for a Pratt's Bottom premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired term was 50.57 years.

Are there any apps to help search for a Pratt's Bottom conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 20miles to meet the lawyer.

You can use the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Pratt's Bottom and you will see a number of lawyer located nearest Pratt's Bottom. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.